250 &300 Hicks Ramsey Rd · Monticello, KY 42633

$130,000

3 bd · 2.0 ba · 1,216 sqft · SingleFamily · 112 Days on market

Built 2003 2.38 ac lot $107/sqft · 50% below area Est $258k · 50% under

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Why this score? — see what drove the C- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +16.2/30.0
• ARV discount +15.0/15.0
• DSCR +5.0/10.0
• 1% rule +3.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Rare opportunity to own two homes on one 2.38 acre parcel, offered together for one price and selling as-is. Perfect for investors, multi-generational living, rental potential, or buyers looking to downsize while maintaing extra space. The property includes a 3-BR, 2 bath mobile home and a 3BR, 1bath stick built home. Also a lot in between already equipped with electric and septic perfect for parking an RV or , building timy home. With rwo sepeate residences. the possibilities are endless--- live in one and rent the other, renovate for income, or create a private family compound. Nestled in the roing hills of Central Kentucky, the land offers a mix of open rolling terrain and wooded areas. Enjoy the quiet country setting while being iwithin reach of local amenities. Approximately 2 miles from nearest boat ramp on Lake Cumlerland. Call 270-403-8379 to view,

Key facts

• Open rolling terrain
• Wooded areas
• 2.38 acre lot

Tags

• TWO HOMES ON ONE PARCEL
• 3BR 2 BATH MOBILE HOME
• 3BR 1 BATH STICK BUILT HOME
• QUIET COUNTRY SETTING
• OPEN ROLLING TERRAIN
• WOODED AREAS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $69 ($834/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $113k (13.2% below list).
• Recommended offer: $113k (13.2% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 3.9% in Monticello — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 65/100 on livability (#265 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Wayne County (town): math 20% / reading 33% proficiency, ranked #142 of 165 in KY (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 192 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $899 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Wayne County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 112 days — a 9% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $35k; list at $130k implies a 271% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $112,889 (13.2% below list)

Questions for the listing agent

1. It's been on market 112 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.87% ✗
• Cap rate: 6.93%
• Cash-on-cash: 2.29%
• DSCR: 1.10
• GRM: 9.6

CMA / ARV

• ARV (median comp): $258,000
• List price: $130,000
• Delta: -49.61%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -12.7%
• Equity multiple: 0.54×
• Total profit: $-16,671
• Equity at exit: $19,383

10-year hold

• IRR: -3.7%
• Equity multiple: 0.75×
• Total profit: $-8,940
• Equity at exit: $11,240

Cash invested: $36,400 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 83 Strongly Landlord-Friendly
• State Kentucky: 83 Strongly Landlord-Friendly · R+16
• County: — inherits STATE
• City: — inherits STATE

7-day pay-or-quit (URLTA cities); generally landlord-friendly.

Methodology + full state rankings →

ZIP-level market 42633

• Home prices YoY: -11.3%
• Active inventory: 192
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,129 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$86 /mo · $1,037/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $69

Break-even live

Break-even rent $1,041

Max offer price $130,000

Occupancy floor 89%

Sensitivity live

Price	-10% $143	-5% $106	+0% $69	+5% $33	+10% $-4
Rent	-10% $-20	-5% $25	+0% $69	+5% $114	+10% $159
Rate	-1.0pp $135	-0.5pp $103	base $69	+0.5pp $36	+1.0pp $2

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-05-05
   status Pending 870-char remark

   Show marketing remark (870 chars)

   Rare opportunity to own two homes on one 2.38 acre parcel, offered together for one price and selling as-is. Perfect for investors, multi-generational living, rental potential, or buyers looking to downsize while maintaing extra space. The property includes a 3-BR, 2 bath mobile home and a 3BR, 1bath stick built home. Also a lot in between already equipped with electric and septic perfect for parking an RV or , building timy home. With rwo sepeate residences. the possibilities are endless--- live in one and rent the other, renovate for income, or create a private family compound. Nestled in the roing hills of Central Kentucky, the land offers a mix of open rolling terrain and wooded areas. Enjoy the quiet country setting while being iwithin reach of local amenities. Approximately 2 miles from nearest boat ramp on Lake Cumlerland. Call 270-403-8379 to view,

2. 2026-03-24
   price $130,000 870-char remark

   Show marketing remark (870 chars)

   Rare opportunity to own two homes on one 2.38 acre parcel, offered together for one price and selling as-is. Perfect for investors, multi-generational living, rental potential, or buyers looking to downsize while maintaing extra space. The property includes a 3-BR, 2 bath mobile home and a 3BR, 1bath stick built home. Also a lot in between already equipped with electric and septic perfect for parking an RV or , building timy home. With rwo sepeate residences. the possibilities are endless--- live in one and rent the other, renovate for income, or create a private family compound. Nestled in the roing hills of Central Kentucky, the land offers a mix of open rolling terrain and wooded areas. Enjoy the quiet country setting while being iwithin reach of local amenities. Approximately 2 miles from nearest boat ramp on Lake Cumlerland. Call 270-403-8379 to view,

3. 2026-01-13
   listed $149,900 Active 870-char remark

   Show marketing remark (870 chars)

   Rare opportunity to own two homes on one 2.38 acre parcel, offered together for one price and selling as-is. Perfect for investors, multi-generational living, rental potential, or buyers looking to downsize while maintaing extra space. The property includes a 3-BR, 2 bath mobile home and a 3BR, 1bath stick built home. Also a lot in between already equipped with electric and septic perfect for parking an RV or , building timy home. With rwo sepeate residences. the possibilities are endless--- live in one and rent the other, renovate for income, or create a private family compound. Nestled in the roing hills of Central Kentucky, the land offers a mix of open rolling terrain and wooded areas. Enjoy the quiet country setting while being iwithin reach of local amenities. Approximately 2 miles from nearest boat ramp on Lake Cumlerland. Call 270-403-8379 to view,

4. 2006-03-08
   soldstatus $35,000
5. 2006-03-08
   soldstatus $25,000
6. 2001-10-01
   soldstatus $9,500
7. 1982-09-01
   soldstatus $7,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast KY · Resets to sale price

• Current annual tax: $1,037 · $86/mo
• Projected year-2 tax: $1,118 · $93/mo
• Expected delta: +$81/yr (+$7/mo · 7.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥103°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,547
• − Mortgage interest: −$7,282
• − Property taxes: −$1,037
• − Insurance: −$650
• − Repairs & maintenance: −$1,084
• − Management: −$1,084
• − Depreciation: −$3,782
• Taxable loss: −$1,372
• Est. tax savings @ 24.0%: +$329
• After-tax cash flow: $1,163/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Wayne County
• NCES district ID: 2105790
• Math proficiency: 20% ▼ -21.00%
• Reading proficiency: 33% ▼ -21.00%
• Median HH income: $30,391
• Composite: 21.38/100
• National rank: #8358
• State rank: #142 of 165 in KY

Livability — Monticello

• Score: 65/100
• State rank: #265
• US rank: #12963

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment F Housing A+ Health & safety F User ratings A-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 18,609

Population outlook (Wayne County) Hauer SSP2

• Today (2025): 19,477 people
• By 2030: 18,776 · -3.6%
• By 2040: 17,199 · -11.7%
• By 2050: 15,602 · -19.9%
• By 2075: 11,883 · -39.0%
• By 2100: 8,300 · -57.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Hispanic / Latino 5% Two or more races 3% Black 1%
• Common ancestry: Slovak 1% Iranian 1% Scottish 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Wayne

• 2024 margin: Solid R (+66.0) · D 16.5% · R 82.5%
• 2008→2024 swing: -28.9pp toward R · 2008: -37.1pp · 2024: -66.0pp
• All cycles: 2024: R+66.0 2020: R+62.0 2016: R+61.8 2012: R+47.6 2008: R+37.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -29.14%
• Current HPI: 227.5936
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 1.81%
• F500 in state: 4

Industry mix (Fortune 500 HQ in KY)

Industry	F500 HQs	Revenue
▸Healthcare	1	$118B
▸Food / Beverage	1	$7B

Price history

+1757.1% since first listed

7 events — show timeline

• 2026-05-05 Pending — HKARMLS
• 2026-03-24 Price Changed $130,000 HKARMLS
• 2026-01-13 Listed $149,900 HKARMLS
• 2006-03-08 Sold (Public Records) $25,000 Public Records
• 2006-03-08 Sold (Public Records) $35,000 Public Records
• 2001-10-01 Sold (Public Records) $9,500 Public Records
• 1982-09-01 Sold (Public Records) $7,000 Public Records

Property tax history

+5.0%/yr

Latest (2025): $1,037 · +53.3% YoY. Source: county tax records.